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Certificate of Mold Damage Remediation (CMDR) in Texas: What Homeowners and Sellers Need to Know

Quick answer: A Certificate of Mold Damage Remediation (CMDR) is the official closeout document for a licensed Texas mold remediation project. The licensed remediator must give it to the property owner within 10 days after finishing the work, and it must include a statement by a separate licensed mold assessment consultant that the mold was remediated as outlined in the protocol (Occupations Code §1958.154; 16 TAC §78.150). It matters three ways: if it certifies the underlying cause was fixed, covered homeowners insurers may not make underwriting decisions based on that prior mold (Insurance Code §544.303; surplus lines, TWIA, and the FAIR Plan are excluded); sellers must hand buyers every CMDR from the prior five years (§1958.154(b)); and it gives owners a limited liability shield (§1958.303).

Independent consumer guide. Not affiliated with TDLR or TDI. Primary sources: Occupations Code Chapter 1958, Insurance Code Chapter 544, 16 TAC §78.150, the TDI CMDR form (PC326 MDR-1), and the TDLR mold FAQ.

What Is a Certificate of Mold Damage Remediation?

Texas regulates mold assessment and mold remediation under Occupations Code Chapter 1958, administered by the Texas Department of Licensing and Regulation (TDLR). Section 1958.154 requires a “certificate of mold remediation” at the end of every licensed remediation project. TDLR's rule, 16 TAC §78.150, calls it the Certificate of Mold Damage Remediation, and it must be delivered on a form adopted by the Texas Commissioner of Insurance. That form is TDI form PC326 MDR-1, listed on TDI's personal lines forms page. The insurance commissioner designs the certificate so it lines up with the mold underwriting rules in Insurance Code Chapter 544, Subchapter G (§1958.154(d)).

The current TDI form has three boxes:

Box	Signed by	What it certifies
Box A	Licensed mold remediation contractor	The contractor treated the mold damage and gave the certificate to the owner within 10 days after completing the work.
Box B	Licensed mold assessment consultant	Based on visual, procedural, and analytical evaluation, the mold identified for the project was remediated per the protocol; with reasonable certainty the underlying causes were treated so mold will not return; and a copy of the report went to the owner.
Box C	Licensed mold assessment consultant or insurance adjuster	No mold damage was found—used when there is no licensed remediation to certify, such as work legally done by unlicensed persons (16 TAC §78.150(c)).

When mold was remediated, both Box A and Box B must be completed. A Box C certificate is a different document: it says an inspection found no evidence of mold damage, not that a licensed remediation took place.

Who Issues and Signs the CMDR?

Two different licensees are involved, and that is by design:

The remediator delivers it. Under §1958.154(a), the license holder who completes the remediation provides the certificate to the property owner no later than the 10th day after completion. TDLR's FAQ adds that the remediator must deliver it to the property owner even when someone else (such as a builder) hired them.
A separate assessor certifies the result. The certificate must include a statement by a mold assessment license holder that the mold contamination was remediated as outlined in the mold management plan or remediation protocol. 16 TAC §78.150(b)(1) spells it out: a licensed mold assessment consultant, “not the licensed mold remediator.”
The underlying cause is a separate call. The consultant indicates the underlying cause was remediated only if it is reasonably certain the mold will not return from that cause (§1958.154(a)). Fixing the cause can involve plumbing, roofing, or carpentry outside the mold rules, as TDLR's Consumer Mold Information Sheet notes.

The separation comes from §1958.155: a license holder may not perform both mold assessment and mold remediation on the same project, and no person may own an interest in both the assessment entity and the remediation entity on that project (a school-district employee working on a district project is the listed exception). See our assessor vs. remediator guide for how the two roles split.

Clearance requires a protocol. TDLR's FAQ says a consultant who did not prepare a remediation protocol before the work cannot declare that the project achieved clearance. That consultant can still inspect afterward and sign Box C (“does not contain evidence of mold damage”). If you want a full Box A/B certificate, line up the independent assessor before remediation starts.

CMDR Timeline: From Protocol to Certificate

Before any work: Consumer Mold Information Sheet. Licensed assessors and remediators must give you TDLR’s Consumer Mold Information Sheet before any mold-related activity begins.
Assessment and protocol. A licensed mold assessment consultant inspects and provides a written work analysis/protocol—rooms or areas, quantities, methods, and clearance criteria—before remediation starts (§1958.151).
Remediator work plan and TDLR notice. A separate licensed remediator prepares a work plan (§1958.152) and notifies TDLR at least five days before starting, or by the next business day in a qualifying water-damage emergency (§1958.153).
Remediation, then post-remediation assessment. After the work, the consultant performs a post-remediation assessment against the protocol’s clearance criteria. If the project fails clearance, more remediation is required.
Within 10 days of completion: CMDR and photos. The remediator delivers the CMDR (§1958.154(a); 16 TAC §78.150(b)) and copies of before-and-after photos (§1958.156(d); 16 TAC §78.150(a)) to the property owner.
For the next five years: keep it for a sale. If you sell, give the buyer a copy of every CMDR issued for the property in the five years before the sale (§1958.154(b)). Give a copy to your insurance agent or company, as the TDI form instructs.

The 10-day clock starts at completion. 16 TAC §78.150 counts ten calendar days from the project stop date, so weekends count. Both the assessment and remediation companies must also keep copies of the completed certificate in their business files (16 TAC §78.150(d)).

Why a CMDR Matters for Homeowners Insurance

Insurance Code §544.303 says an insurer may not make an underwriting decision on a residential property insurance policy based on previous mold damage or a claim for mold damage if all of these are true:

the applicant's property is eligible for coverage under a residential property policy;
the property has had mold damage;
mold remediation has been performed on the property; and
the property was either (A) remediated, as shown by a §1958.154 certificate that establishes with reasonable certainty that the underlying cause of the mold was remediated, or (B) inspected by an independent assessor or adjuster who found no evidence of mold damage.

That is why the underlying-cause statement in Box B matters. A CMDR that does not certify the cause was fixed does not meet path (A).

Not every insurer is covered. Section 544.301 defines “insurer” for this subchapter and expressly excludes eligible surplus lines insurers (Chapter 981), the Texas Windstorm Insurance Association (TWIA, Chapter 2210), and the FAIR Plan Association (Chapter 2211). The rule applies to residential property insurance, meaning homeowners and residential fire and allied lines policies. It limits underwriting decisions based on prior mold; it does not guarantee coverage, approval, or a particular rate, and it is not a claims-payment rule.

The TDI form itself tells owners to keep the certificate and give a copy to their insurance agent or company. Do that when you renew, switch carriers, or apply for a new policy after a sale.

Selling a Home: The Five-Year CMDR Rule

Under §1958.154(b) (repeated in 16 TAC §78.150(e)), a property owner who sells must give the buyer a copy of each certificate issued for the property during the five years before the sale. A few practical points:

The duty covers every certificate in the five-year window, not just the latest one. If you bought within the last five years, ask for the prior owner's CMDRs too, since your buyer may ask.
This duty is separate from any seller's disclosure notice you complete for the sale. Ask your agent or a real estate attorney how to disclose past mold and repairs.
Buyers: ask for CMDRs early in the option period. A CMDR with the underlying-cause statement helps when you shop for homeowners insurance under §544.303.

Liability Protection Under §1958.303

Occupations Code §1958.303 says a property owner is not liable for damages related to mold remediation on a property if (1) a certificate of mold remediation has been issued under Chapter 1958 for that property and (2) the damages accrued on or before the date the certificate was issued. The protection is narrow. It looks backward to damages that accrued by the certificate date; it does not cover new leaks or mold that develops later. A related section, §1958.304, protects decisions to allow occupancy of remediated government-owned or government-occupied property, including schools, when a certificate has been issued. For a specific claim or lawsuit, consult a Texas attorney.

How to Make Sure You Get a CMDR

Hire an independent licensed assessor first. Get a written protocol with clearance criteria before remediation (§1958.151).
Hire a separate licensed remediator. Confirm both are active on TDLR License Search. Our TDLR license verification guide walks through it.
Put the CMDR in the contract. Ask both firms to confirm in writing that the project ends with a completed TDI PC326 MDR-1, including the underlying-cause statement if the cause is fixed.
Fix the moisture source. If a roof, plumbing, or HVAC problem caused the mold, have it repaired so the consultant can certify the cause with reasonable certainty.
Check what you receive. Box A and Box B should both be complete, with names, TDLR license numbers, expiration dates, and the completion date. Look up both license numbers.

What If the CMDR Is Missing?

The licensed remediator never delivered it

Ask both the remediator and the assessor in writing for the certificate, the passed clearance report, and the before-and-after photos (photos are also due within 10 days under §1958.156(d)). Remediators must keep records for each project for at least three years (§1958.156(a)). TDLR licenses the professionals but does not issue certificates itself, so start with the companies. If they will not comply, call TDLR at 800-803-9202 or file a TDLR complaint. TDLR's FAQ says complaints generally must be filed within two years of the event.

The project failed clearance

No consultant can truthfully sign Box B until the work passes. TDLR's Consumer Mold Information Sheet says further remediation prescribed by a consultant is needed if a project fails clearance.

The work was done by an owner or unlicensed (exempt) workers

Chapter 1958 exempts some work, including remediation under 25 contiguous square feet (§1958.102(c)) and an owner's own residential property with fewer than 10 dwelling units (§1958.102(e)). The under-10-units exemption predates SB 1255. SB 1255 (effective September 1, 2025) repealed only §1958.102(b), the former supervised-employee exemption. Either way, TDLR's FAQ says only a licensed remediator can give a CMDR, so exempt work cannot produce a Box A/B certificate. The option is to hire an independent licensed mold assessment consultant to inspect and, if warranted, complete Box C. For more on exemptions, see Texas mold laws.

You are buying and the seller has none

No CMDR may simply mean there was no licensed remediation in the last five years. If you see signs of past water damage or mold, consider hiring your own licensed mold assessor during the option period.

Need a Project That Ends With a Valid CMDR?

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Frequently Asked Questions

What is a Certificate of Mold Damage Remediation (CMDR) in Texas?

It is the state-prescribed closeout certificate for a licensed mold remediation project, required by Occupations Code §1958.154 and 16 TAC §78.150 and issued on Texas Department of Insurance form PC326 MDR-1. The remediator signs one section, and a separate licensed mold assessment consultant certifies the mold was remediated as outlined in the protocol.

Who issues the CMDR, and how fast?

The licensed remediator must give it to the property owner no later than 10 days after completing remediation (§1958.154(a); ten calendar days after the project stop date under 16 TAC §78.150(b)). The assessor statement must come from a mold assessment licensee who did not remediate the project, consistent with §1958.155.

Does a CMDR stop my insurer from raising my rates or refusing coverage?

Partly. Under Insurance Code §544.303, an insurer may not make a residential property underwriting decision based on previous mold damage or a mold claim if a CMDR establishes with reasonable certainty that the underlying cause was remediated (or an independent assessor or adjuster found no evidence of mold damage). Other underwriting factors still apply, and §544.301 excludes surplus lines insurers, TWIA, and the FAIR Plan.

Do I have to give my CMDR to a buyer when I sell my house?

Yes. Under §1958.154(b) and 16 TAC §78.150(e), a seller must give the buyer a copy of each certificate issued for the property during the five years before the sale.

Does a CMDR protect me from lawsuits?

Narrowly. Occupations Code §1958.303 says a property owner is not liable for damages related to mold remediation on the property if a certificate was issued and the damages accrued on or before the certificate date. It does not cover later mold or new water damage.

Can I get a CMDR if I removed the mold myself or used an unlicensed contractor?

Not a remediation (Box A/B) certificate. TDLR’s FAQ says only a licensed remediator can give a CMDR. Instead, a licensed mold assessment consultant or insurance adjuster can inspect and complete Box C, certifying the property does not contain evidence of mold damage, which is the second path under Insurance Code §544.303.

What should I do if the remediator never gave me a CMDR?

Ask the remediator and assessor in writing for the certificate, photos, and clearance report. Remediators must keep project records for at least three years (§1958.156(a)). If they will not comply, call TDLR at 800-803-9202 or file a complaint, generally within two years of the event.

Did SB 1255 change the CMDR rules or create the under-10-units exemption?

No. SB 1255 (effective September 1, 2025) repealed only §1958.102(b), the former supervised-employee exemption. The fewer-than-10-dwelling-units owner exemption is §1958.102(e), which predates SB 1255. Neither changes §1958.154.

Primary Sources

Texas Occupations Code Chapter 1958 (§1958.102, §1958.154, §1958.155, §1958.156, §1958.303)
Texas Insurance Code Chapter 544, Subchapter G (§544.301, §544.303)
16 Tex. Admin. Code §78.150
TDI Certificate of Mold Damage Remediation, form PC326 MDR-1 (PDF)
TDLR Mold Assessors and Remediators and TDLR mold FAQ
TDLR Consumer Mold Information Sheet (PDF)
SB 1255 (89R) bill history

This page is general information for Texas property owners, not legal or insurance advice. Statutes, rules, and TDI forms change. Rely on the current text of the statutes and rules linked above, TDLR Customer Service (800-803-9202), your insurer, or a licensed Texas attorney for decisions about a specific property. Last reviewed October 5, 2026.